Asphalt Maintenance Programs in Hudson, FL
Preventative maintenance that extends pavement life 2-3X. Annual crack filling, biannual sealcoating, and comprehensive care programs for commercial and residential properties.
The Cost of Neglect vs. Preventative Care
For a 10,000 sq ft parking lot: Spend $1,200/year on maintenance, or $45,000 every 10 years on replacement. The math is simple.
Why Preventative Maintenance Matters
Asphalt is a $20,000-$50,000 investment for most commercial properties. Yet 90% of property owners do nothing to protect it until major damage occurs. Florida's intense UV exposure, heavy seasonal rains, and daily temperature swings accelerate deterioration. Small cracks become water infiltration points. Water undermines the base. Potholes form. Within 8-10 years, you're looking at complete replacement.
Our maintenance programs extend pavement life to 20-25 years through systematic crack filling (annually), sealcoating (every 2 years), and power sweeping (quarterly). The cost? Roughly 85% less than premature replacement. We've been doing this since 1960, so we've seen what works—and what doesn't.
Comprehensive Maintenance Programs
Customized schedules based on traffic volume, climate exposure, and pavement age
Essential Care
Light-Traffic Properties
Based on 5,000-10,000 sq ft
- Annual hot-rubber crack filling
- Biannual sealcoating (every 2 years)
- Annual power sweeping (2x per year)
- Visual inspection reports
- Priority scheduling
Best for: Residential driveways, small office buildings, light-traffic parking
Professional Care
Moderate-Traffic Properties
Based on 10,000-20,000 sq ft
- Biannual crack filling (Spring & Fall)
- Biannual sealcoating (every 18-24 months)
- Quarterly power sweeping
- Pothole patching as needed (included)
- Catch basin cleaning
- Detailed photo documentation
Best for: Retail centers, medical offices, apartment complexes, churches
Premium Care
High-Traffic Properties
Based on 20,000-40,000 sq ft
- Quarterly crack filling
- Annual sealcoating
- Monthly power sweeping
- Unlimited pothole patching
- Line striping refresh (annual)
- Catch basin & drainage maintenance
- 24-hour emergency response
- Quarterly condition reports
Best for: Shopping centers, industrial parks, HOA communities, schools
Core Maintenance Services
Sealcoating
Coal tar or asphalt emulsion protection against UV, water, and petroleum damage.
- Two-coat application (0.15-0.20 gallons per sq ft total)
- Coal tar emulsion (Florida standard) or asphalt-based
- Oil spot priming to prevent bleed-through
- Complete surface cleaning and prep before application
- Extends asphalt life 2-3X when done every 2 years
Every 18-24 months for optimal protection. First application should be 12-18 months after new paving.
Crack Filling
Hot-rubberized crack sealant prevents water infiltration and base erosion.
- Hot-applied rubberized crack filler (400°F application)
- Routed cracks for better material penetration
- Flexible sealant moves with asphalt expansion/contraction
- Prevents water from undermining base and causing potholes
- Most cost-effective preventative maintenance
Annually in Florida. Small cracks become big problems during rainy season if left untreated.
Power Sweeping
Remove debris, prevent drainage clogging, and improve appearance.
- Industrial sweeping equipment removes sand, leaves, debris
- Prevents storm drain and catch basin clogging
- Reduces slip-and-fall liability from loose aggregate
- Prepares surface for crack filling and sealcoating
- Improves curb appeal and customer perception
Quarterly minimum. Monthly for high-traffic retail or industrial properties.
Catch Basin Cleaning
Prevent flooding and drainage failures with regular storm drain maintenance.
- Vacuum truck removal of sediment and debris
- Prevents backup during heavy Florida rainstorms
- Required for ADA compliance (no standing water)
- Extends life of drainage infrastructure
- Included in Professional & Premium care programs
Annually minimum. Biannually for properties with heavy landscape debris or sand exposure.
The Asphalt Deterioration Timeline (Without Maintenance)
New Pavement - Minimal Maintenance Needed
Fresh asphalt in excellent condition. Minor oxidation beginning on surface. No structural issues.
Maintenance Action: First sealcoat at 12-18 months. Basic sweeping and minor crack filling if settlement occurs.
Typical Cost: $400-$800 annually for 10,000 sq ft
Preventative Maintenance Phase
Surface oxidation visible (fading to gray). Fine cracks appearing. Base still solid. This is the CRITICAL maintenance window.
Maintenance Action: Biannual crack filling, sealcoating every 2 years, power sweeping quarterly. Catch small issues before water infiltration.
Typical Cost: $1,200-$2,000 annually for 10,000 sq ft
Intensive Maintenance Required
Widespread cracking, early alligator cracking in corners/edges. Water infiltration undermining base in spots. Potholes forming.
Maintenance Action: Frequent crack filling, pothole patching, possible mill-and-overlay in worst areas. Sealcoating still beneficial but diminishing returns.
Typical Cost: $3,000-$5,000 annually for 10,000 sq ft
Reconstruction Imminent
Severe alligator cracking, base failure, potholes throughout. Water pooling. ADA violations likely. Maintenance no longer cost-effective.
Maintenance Action: Full reconstruction or extensive mill-and-overlay (2"-3"). Patching is temporary band-aid at this point.
Typical Cost: $25,000-$50,000 for complete reconstruction of 10,000 sq ft
Florida's Unique Maintenance Challenges
Extreme UV & Oxidation
Florida's intense sunlight accelerates asphalt oxidation 2-3X faster than northern states. Binder evaporates, surface becomes brittle, cracks form rapidly.
Our Solution:
Biannual sealcoating creates UV barrier. We use coal tar emulsion (better UV protection than asphalt-based) and add sand for improved traction on sloped areas.
Heavy Seasonal Rainfall
Afternoon thunderstorms and hurricane season dump water on pavement daily. Cracks become water highways to base layer. Base erosion causes potholes and alligator cracking.
Our Solution:
Aggressive crack filling schedule (annually minimum, biannually for properties with heavy cracking). Hot rubber sealant remains flexible during Florida's temperature swings.
Year-Round Growth Season
Vegetation and organic debris accumulate continuously (not just fall). Blocks drainage, holds moisture against asphalt, accelerates deterioration.
Our Solution:
Quarterly power sweeping removes debris before it breaks down. Catch basin cleaning prevents drainage backup during rainy season.
High Water Table
Florida's shallow water table means base stays saturated. Water wicks up through asphalt, accelerating breakdown from below.
Our Solution:
Proper drainage design with catch basins and french drains. Base must be permeable aggregate. Regular catch basin maintenance prevents backup.
Multi-Property & HOA Discounts
Own multiple properties? Manage an HOA? We offer significant discounts for bundled maintenance programs. Our largest clients save 20-30% compared to per-property pricing.
2-4 properties under single management
5+ properties or full HOA community
- Single annual contract covers all properties
- Coordinated scheduling minimizes disruption
- Dedicated account manager for large portfolios
- Priority emergency response for pothole repairs
Why Property Managers Choose Our Programs
Predictable Annual Budgeting
Lock in rates for 12-36 months. Property managers can budget accurately without surprise expenses.
Automatic Scheduling
We track your maintenance calendar and schedule work proactively. You don't need to remember when sealcoating is due.
Photo Documentation
Before/after photos with GPS timestamps. Perfect for HOA boards, property owners, and compliance requirements.
Emergency Pothole Response
Premium program clients get 24-hour pothole patching. Liability issues handled same-day, not "when we have time."
No Upselling or Surprises
Scope of work defined in writing. No "you also need this" conversations mid-project. What we quote is what you pay.
60+ Years Local Experience
Three generations paving in Florida. We know which maintenance schedules work—and which are just marketing.
Protect Your Asphalt Investment
Annual maintenance costs 85% less than premature replacement. Get a custom program quote today.
Same-day response guaranteed • Family-owned since 1960